About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $5,150,000 | $2,289 | $2,289 | Mar 2026 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,260 | $5,330,000 | $2,358 | $2,358 | Mar 2026 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 06-10 | 3,175 | $7,120,000 | $2,242 | $2,242 | Jan 2026 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 21-25 | 3,175 | $7,250,000 | $2,283 | $2,283 | Dec 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 21-25 | 3,649 | $8,450,000 | $2,316 | $2,316 | Oct 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $5,200,000 | $2,311 | $2,311 | Sep 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,260 | $5,300,000 | $2,345 | $2,345 | Sep 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $5,138,000 | $2,284 | $2,284 | Aug 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 16-20 | 3,175 | $7,250,000 | $2,283 | $2,283 | Aug 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,260 | $5,280,000 | $2,336 | $2,336 | Jul 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 3,175 | $6,600,000 | $2,079 | $2,079 | Jun 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 3,649 | $8,305,000 | $2,276 | $2,276 | Jun 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $5,000,000 | $2,223 | $2,223 | Jun 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 16-20 | 3,175 | $7,150,000 | $2,252 | $2,252 | May 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $5,100,000 | $2,267 | $2,267 | Jan 2025 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 21-25 | 3,175 | $7,000,000 | $2,204 | $2,204 | Dec 2024 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 3,175 | $6,670,000 | $2,101 | $2,101 | Dec 2024 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $4,825,000 | $2,145 | $2,145 | Oct 2024 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 01-05 | 2,250 | $5,125,000 | $2,278 | $2,278 | Sep 2024 | Resale |
| REGENCY PARK | 10 | CCR | 5* | 21-25 | 3,649 | $8,450,000 | $2,316 | $2,316 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.